| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 31st | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1461 W 42nd St, Hialeah, FL, 33012, US |
| Region / Metro | Hialeah |
| Year of Construction | 1982 |
| Units | 21 |
| Transaction Date | 2015-07-30 |
| Transaction Price | $3,000,000 |
| Buyer | FIELDS FAMILY PARADISE VILLAS LLC |
| Seller | PARADISE PROPERTIES FINANCIAL CORP |
1461 W 42nd St Hialeah Multifamily Investment
Neighborhood occupancy is strong and has remained high, according to WDSuite’s CRE market data, with renter-occupied housing providing a broad tenant base for sustained leasing. Positioned within Miami-Dade’s Urban Core, the asset benefits from steady renter demand and durable local services.
Competitive among 449 Miami-Miami Beach-Kendall neighborhoods (ranked 130), this Urban Core location shows durable renter demand and everyday convenience. Neighborhood occupancy trends are among the top decile nationally, supporting income stability and lower downtime risk versus many U.S. submarkets.
Amenities are a relative strength: amenity density ranks in the top quartile among 449 metro neighborhoods, with restaurants, cafes, groceries, and parks measuring above national norms. Average school ratings sit modestly above the national median, adding to day-to-day livability for family renters without being a primary rent driver.
Tenure dynamics indicate depth in the renter pool: the neighborhood’s share of renter-occupied housing is elevated (roughly half of units), which, from an investor standpoint, supports leasing velocity and renewal potential. Within a 3-mile radius, demographics show a nuanced backdrop—recent population movement has been mixed, yet households have grown and are projected to expand further as average household size trends lower. This shift generally points to a larger tenant base and supports occupancy stability over the medium term.
On costs and affordability, national percentiles suggest a high-cost ownership market relative to local incomes (value-to-income measures sit very high nationally). That context typically reinforces reliance on rental housing and can aid pricing power, though rent-to-income readings also flag affordability pressure that warrants attentive lease management. Overall, housing fundamentals and amenity access position this neighborhood above the metro median for multifamily performance.
Safety trends are mixed and sit below national medians. The neighborhood’s crime rank places it below the metro average (ranked 332 among 449 Miami-area neighborhoods), indicating higher reported incidents relative to many peers. National percentile readings point to weaker safety positioning versus the U.S. overall, though conditions can vary block to block and over time.
For investors, this suggests underwriting for proactive property management, lighting and access controls, and resident engagement. Monitoring year-over-year changes—both violent and property incidents—can help calibrate operating strategies and retention expectations without over-relying on any single annual data point.
Nearby corporate offices provide a broad employment base that supports renter demand and short commutes, led by healthcare products, energy logistics, transportation, homebuilding, and chemicals firms listed below.
- Johnson & Johnson — healthcare products (3.2 miles)
- World Fuel Services — energy logistics (4.3 miles) — HQ
- Ryder System — transportation & logistics (4.6 miles) — HQ
- Lennar — homebuilding (6.8 miles) — HQ
- Mosaic — chemicals (12.3 miles)
This 21-unit Hialeah asset benefits from a neighborhood with high occupancy and strong amenity access, trends that have outperformed many U.S. areas and are competitive within the Miami metro. Household growth within a 3-mile radius, alongside shrinking average household size, points to a broader tenant base over time, which can support stable leasing and renewal capture. A high-cost ownership backdrop reinforces multifamily reliance, although elevated rent-to-income readings call for measured pricing and retention strategies.
Based on commercial real estate analysis from WDSuite, neighborhood occupancy sits well above national norms and above the metro median, while nearby employment nodes add demand depth. Operators should acknowledge affordability pressure and localized safety variability in underwriting, but the balance of location fundamentals and renter concentration supports a steady, income-focused hold.
- High neighborhood occupancy and renter concentration support income stability
- Amenity-rich, Urban Core location with schools near national median
- Household growth within 3 miles and smaller household sizes expand the tenant base
- Proximity to major employers underpins leasing velocity
- Risks: affordability pressure (rent-to-income) and below-median safety require active management